13114 Maxim Dr · Houston, TX 77065

$199,900

4 bd · 2.0 ba · 2,008 sqft · SingleFamily public records · 90 Days on market

Built 1975 10,149 sqft lot $100/sqft · 25% below area Est $265k · 25% under

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Why this score? — see what drove the C- grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +15.6/30.0
• ARV discount +15.0/15.0
• 1% rule +5.3/10.0
• DSCR +4.8/10.0
• Schools +4.4/10.0
• Livability +3.7/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investor Special / Fixer Upper Opportunity! This 3 bedroom, 2 bathroom home with a bonus room offers strong value add potential for investors, flippers, or buyers ready to renovate and make it their own. Major updates have already been completed, including a recently replaced HVAC system and water heater, giving you a solid head start on improvements. Located in an established neighborhood with convenient access to major roadways, shopping, dining, and schools, this property is well positioned for future upside. The layout provides a great foundation for customization and modernization. Property is priced to reflect condition and is being sold as is, with no repairs or warranties from the seller. Bring your contractor and vision. Great opportunity to create value.

Key facts

• Water heater
• Major roadways
• Shopping

Tags

• HVAC SYSTEM
• WATER HEATER
• ESTABLISHED NEIGHBORHOOD
• MAJOR ROADWAYS
• SHOPPING
• DINING

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $86 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $200k).
• Recommended offer: $188k (6.0% below list) — sets the bar for market timing.
• Cap rate 6.8% vs local median 3.2% in Houston — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 74/100 on livability (#184 in TX, #4,771 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, cost of living A+, housing A+; Watch: schools D, crime F.
• Cypress-Fairbanks ISD (suburban): math 45% / reading 52% proficiency, ranked #161 of 826 in TX (top 20%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+1.3%/yr); 128 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 75% of comp listings sitting > 30 days — soft ceiling on asking rent; 29,883 units permitted in Harris County in 2024 (8,621 in 5+ unit buildings).
• This rent runs 33% of the median local income ($75k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Harris County population projected at +47% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 90 days — a 6% lower offer ($188k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 10y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $187,906 (6.0% below list)

Questions for the listing agent

1. It's been on market 90 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
7. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
8. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
9. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.03% ✓
• Cap rate: 6.81%
• Cash-on-cash: 1.84%
• DSCR: 1.08
• GRM: 8.1

CMA / ARV

• ARV (median comp): $265,035
• List price: $199,900
• Delta: -24.58%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11607 Chuckson Dr	0.43mi	3/2.0 (-1)	1,987 (-1%)	0mo	$329,000	$166	73
12915 Bexhill Dr	0.47mi	3/2.0 (-1)	2,020 (+1%)	6mo	$329,900	$163	67
13335 Corzatt Dr	0.52mi	3/2.5 (-1)	2,035 (+1%)	3mo	$252,000	$124	64
11506 Barwood Bend Dr	0.33mi	3/2.0 (-1)	1,820 (-9%)	1mo	$287,000	$158	63
12415 Pantano Dr	0.73mi	4/2.0	1,981 (-1%)	1mo	$339,995	$172	63
13410 Lynnville Dr	0.55mi	3/2.5 (-1)	2,035 (+1%)	2mo	$265,000	$130	63
12514 Aste Ln	0.65mi	3/2.0 (-1)	1,990 (-1%)	2mo	$249,900	$126	62
11514 Chetman Dr	0.60mi	3/2.0 (-1)	1,915 (-5%)	3mo	$229,900	$120	56
13015 Advance Dr	0.50mi	3/2.0 (-1)	1,859 (-7%)	5mo	$275,000	$148	55
11634 Chuckson Dr	0.54mi	3/2.0 (-1)	1,871 (-7%)	6mo	$285,000	$152	54
11203 Rousseau Dr	0.45mi	3/2.0 (-1)	1,708 (-15%)	1mo	$269,990	$158	48
13027 Jasper Ln	0.74mi	4/3.0	1,848 (-8%)	2mo	$325,000	$176	46

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 1.3% rent growth · sell at horizon

5-year hold

• IRR: -15.4%
• Equity multiple: 0.46×
• Total profit: $-30,262
• Equity at exit: $29,806

10-year hold

• IRR: -10.4%
• Equity multiple: 0.42×
• Total profit: $-32,554
• Equity at exit: $17,284

Cash invested: $55,972 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 87 Strongly Landlord-Friendly
• State Texas: 87 Strongly Landlord-Friendly · R+5
• County: — inherits STATE
• City: — inherits STATE

3-day notice; statewide preemption; one of the fastest eviction climates; Travis County (Austin) slightly slower.

Methodology + full state rankings →

ZIP-level market 77065

• Home prices YoY: -23.5%
• Rents YoY: 1.3%
• Active inventory: 128
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $2,068 high
• Mortgage (P&I): −$1,048
• Tax from tax record: −$416 /mo · $4,993/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$434
• Net cashflow: $86

Break-even live

Break-even rent $1,959

Max offer price $199,900

Occupancy floor 91%

Sensitivity live

Price	-10% $199	-5% $143	+0% $86	+5% $29	+10% $-27
Rent	-10% $-77	-5% $4	+0% $86	+5% $168	+10% $249
Rate	-1.0pp $187	-0.5pp $137	base $86	+0.5pp $34	+1.0pp $-19

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13022 Foxburo Dr Houston, TX	4.0	2.0	1500	$2,400	$1.60	44d	1	0.10mi
11230 Angelique Dr Houston, TX	3.0	2.0	1696	$1,875	$1.11	44d	1	0.33mi
13419 Meisterwood Dr Houston, TX	3.0	2.0	1704	$1,900	$1.12	44d	1	0.48mi
10711 Oak Acres Dr Houston, TX	3.0	2.0	1698	$1,375	$0.81	5d	1	0.60mi
12420 Mile Dr Houston, TX	3.0	2.0	1572	$1,850	$1.18	44d	1	0.86mi
12127 Wortham Landing Dr Houston, TX	4.0	2.0	2367	$2,141	$0.90	44d	1	0.90mi
14107 White Oak Gardens Dr Cypress, TX	4.0	2.0	2082	$2,100	$1.01	44d	1	0.96mi
11906 Woolford Dr Houston, TX	3.0	2.0	1483	$1,795	$1.21	24d	1	1.17mi
21114 Kirkland Woods Dr Houston, TX	4.0	2.0	1930	$2,000	$1.04	44d	1	1.31mi
21122 Kirkland Woods Dr Houston, TX	3.0	2.0	1704	$2,000	$1.17	44d	1	1.31mi
12700 Farm to Market 1960 Unit 12733 Houston, TX	3.0	2.0	1479	$1,743	$1.18	44d	1	1.33mi
12700 Farm to Market 1960 Houston, TX	1.0–3.0	1.0–2.0	1090	$1,831	$1.68	1d	26	1.38mi

Listing history 32 events

1. 2026-06-18
   days on market $199,900 Active 90 DOM
2. 2026-06-17
   days on market $199,900 Active 89 DOM
3. 2026-06-16
   days on market $199,900 Active 88 DOM
4. 2026-06-15
   days on market $199,900 Active 87 DOM
5. 2026-06-13
   days on market $199,900 Active 85 DOM
6. 2026-06-13
   days on market $199,900 Active 84 DOM
7. 2026-06-09
   days on market $199,900 Active 81 DOM
8. 2026-06-08
   days on market $199,900 Active 80 DOM
9. 2026-06-07
   days on market $199,900 Active 79 DOM
10. 2026-06-04
    statusdays on market $199,900 Active 76 DOM
11. 2026-06-02
    days on market $199,900 Pending 75 DOM
12. 2026-06-02
    days on market $199,900 Pending 74 DOM
13. 2026-05-31
    days on market $199,900 Pending 73 DOM
14. 2026-04-03
    price $199,900 774-char remark

    Show marketing remark (774 chars)

    Investor Special / Fixer Upper Opportunity! This 3 bedroom, 2 bathroom home with a bonus room offers strong value add potential for investors, flippers, or buyers ready to renovate and make it their own. Major updates have already been completed, including a recently replaced HVAC system and water heater, giving you a solid head start on improvements. Located in an established neighborhood with convenient access to major roadways, shopping, dining, and schools, this property is well positioned for future upside. The layout provides a great foundation for customization and modernization. Property is priced to reflect condition and is being sold as is, with no repairs or warranties from the seller. Bring your contractor and vision. Great opportunity to create value.

15. 2026-03-19
    listed $210,000 Active 774-char remark

    Show marketing remark (774 chars)

    Investor Special / Fixer Upper Opportunity! This 3 bedroom, 2 bathroom home with a bonus room offers strong value add potential for investors, flippers, or buyers ready to renovate and make it their own. Major updates have already been completed, including a recently replaced HVAC system and water heater, giving you a solid head start on improvements. Located in an established neighborhood with convenient access to major roadways, shopping, dining, and schools, this property is well positioned for future upside. The layout provides a great foundation for customization and modernization. Property is priced to reflect condition and is being sold as is, with no repairs or warranties from the seller. Bring your contractor and vision. Great opportunity to create value.

16. 2026-02-18
    historical
17. 2026-02-02
    listed $210,000 Active
18. 2025-02-24
    historical
19. 2025-02-09
    listed $189,900 Active
20. 2017-04-03
    soldstatus
21. 2017-03-31
    soldstatus Sold
22. 2017-03-15
    status Pending, Continue to Show
23. 2017-03-08
    status Option Pending
24. 2017-02-27
    status Active
25. 2017-02-22
    status Option Pending
26. 2017-02-03
    status Active
27. 2017-02-01
    status Option Pending
28. 2016-12-15
    price $125,000
29. 2016-11-26
    status Active
30. 2016-11-16
    status Option Pending
31. 2016-11-04
    listed $129,000 Active
32. 1988-12-09
    soldstatus

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast TX · Resets to sale price

• Current annual tax: $4,993 · $416/mo
• Projected year-2 tax: $4,993 · $416/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 72% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥110°F today · 23 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,815
• − Mortgage interest: −$11,198
• − Property taxes: −$4,993
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,985
• − Management: −$1,985
• − Depreciation: −$5,815
• Taxable loss: −$2,161
• Est. tax savings @ 24.0%: +$519
• After-tax cash flow: $1,550/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Cypress-Fairbanks ISD
• NCES district ID: 4816110
• Math proficiency: 45% ▼ -12.00%
• Reading proficiency: 52% ▼ -2.00%
• Median HH income: $72,025
• Composite: 43.63/100
• National rank: #2968
• State rank: #161 of 826 in TX

Livability — Houston

• Score: 74/100
• State rank: #184
• US rank: #4771

Category grades

Amenities A+ Commute A Cost of living A+ Crime F Employment C Housing A+ Health & safety A- User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Harris County · 4,702,590 people
• City population: 3,226,434
• Metro: Houston-The Woodlands-Sugar Land, TX
• Population (ZIP): 38,926
• Household income: $74,605
• Rent vs Own: 56.2% rent · 43.8% own
• Severe rent burden: 2892.0

Population outlook (Harris County) Hauer SSP2

• Today (2025): 5,571,493 people
• By 2030: 6,089,821 · +9.3%
• By 2040: 7,142,806 · +28.2%
• By 2050: 8,185,864 · +46.9%
• By 2075: 10,574,329 · +89.8%
• By 2100: 12,109,958 · +117.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Highly diverse neighborhood (Simpson 0.72)
• Race & ethnicity: Hispanic / Latino 34% White 32% Black 22% Two or more races 20% Asian 9%
• Hispanic origin (detail): Mexican 22% Puerto Rican 1% Cuban 2%
• Common ancestry: Lithuanian 1% Hispanic 1% Italian 1%
• Foreign-born: 23% · Canada, Vietnam, China
• Languages at home: 64% English-only · Spanish 24% Vietnamese 4% Other Indo-European 3%

Political lean MEDSL · Harris

• 2024 margin: Lean D (+5.5) · D 52.0% · R 46.4% · Other 1.6%
• 2008→2024 swing: +3.9pp toward D · 2008: 1.6pp · 2024: 5.5pp
• All cycles: 2024: D+5.5 2020: D+13.3 2016: D+12.4 2012: D+0.1 2008: D+1.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -76.20%
• Current HPI: 248.0913
• Rent YoY: ▲ 1.30%
• Metro: Houston-The Woodlands-Sugar Land, TX
• State GDP YoY: ▲ 3.95%
• F500 in state: 110

Industry mix (Fortune 500 HQ in TX)

Industry	F500 HQs	Revenue
▸Energy	16	$1,198B
▸Technology	5	$198B
▸Engineering / Construction	4	$72B
▸Energy Services	3	$60B
▸Utilities	3	$41B
▸Healthcare	2	$330B

Price history

+55.0% since first listed

19 events — show timeline

• 2026-04-03 Price Changed $199,900 HARMLS
• 2026-03-19 Listed $210,000 HARMLS
• 2026-02-18 Listing Removed — HARMLS
• 2026-02-02 Listed $210,000 HARMLS
• 2025-02-24 Listing Removed — HARMLS
• 2025-02-09 Listed $189,900 HARMLS
• 2017-04-03 Sold (Public Records) — Public Records
• 2017-03-31 Sold (MLS) — HARMLS
• 2017-03-15 Pending — HARMLS
• 2017-03-08 Pending — HARMLS
• 2017-02-27 Relisted — HARMLS
• 2017-02-22 Pending — HARMLS
• 2017-02-03 Relisted — HARMLS
• 2017-02-01 Pending — HARMLS
• 2016-12-15 Price Changed $125,000 HARMLS
• 2016-11-26 Relisted — HARMLS
• 2016-11-16 Pending — HARMLS
• 2016-11-04 Listed $129,000 HARMLS
• 1988-12-09 Sold (Public Records) — Public Records

Property tax history

+10.1%/yr

Latest (2025): $4,993 · +5.6% YoY. Source: county tax records.